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PCRES 1996-020PLANNING COMMISSION RESOLUTION 96-020 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING CONDITIONAL USE PERMIT 96-024 TO ALLOW AN EXPANSION OF THE KSL GOLF MAINTENANCE BUILDING AND AN ADJUSTMENT APPROVING A DEVIATION IN THE SR ZONING CODE STANDARDS TO PERMIT A SIX-FOOT HIGH WALL ALONG AVENIDA CARRANZA. CASE NO.: CUP 96-024 - KSL RECREATION CORP. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of March, 1996, hold a duly noticed Public Hearing to consider the request by KSL to expand the existing golf maintenance facility at 77-550 Calle Tampico and deviation from the SR Zone District standards to permit a six-foot high masonry wall on Avenida Carranza to mitigate noise from the storage of outdoor equipment on 0.8 acres on property located on the west side of Avenida Carranza, 250-feet north of Avenida Montezuma, more particularly described as: Portions of the south -half of Section 1, Township 6S, and Range 6E WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 12th day of March, 1996, continue the public hearing at the request of the applicant because the project noise study had not been completed. Further continuances occurred on March 26th and April 9th without extensive deliberations; and, WHEREAS, on May 4, 1996, staff placed public notices in the Desert Sun newspaper informing the public that May 28, 1996, had been chosen as the date to review the project since the applicant had submitted the required noise study for the development request; and, WHEREAS, said Conditional Use Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), and the Planning Commission will consider adoption of a Mitigated Negative Declaration for the project at the May 28, 1996 meeting; and, WHEREAS, upon hearing and considering all testimony and arguments, if any of all interested persons desiring to be heard, said Commission did find the following facts, findings, and reasons to justify approval of said Conditional Use Permit application. General Plan Compatibility - The proposed golf maintenance building expansion request is consistent with the goals and policies of the La Quinta General Plan because noise mitigation measures will be imposed per Chapter 8 (Environmental Hazards Element) which resopc.158P Planning Commission Resolution 96-020 ensure that exterior noise that may affect adjacent residential properties are less than 60 dB CNEL. A study was prepared indicating that projected noise from the expansion of the facility will be consistent with this requirement if mitigation measures are imposed. These measures are incorporated into the Environmental Assessment and the proposed Conditions of Approval. 2. Zoning Code Consistency - The site is zoned S-R (Special Residential) which permits single family developments or other uses if a Conditional Use Permit is issued. This use requires special review by the Planning Commission. The Zoning Code provides that other development standards shall be met besides building height restrictions, walls, landscaping, etc. This project is planned to expand the existing maintenance building constructed in 1986 which includes an 8,000 square foot. building, small parking lot with on -site landscaping by adding additional parking for KSL employees and outdoor areas to store their golf maintenance equipment. Adjustment findings can be made to construct the wall eight -feet from the front property line to six -feet in height from the allowable five-foot height limit to mitigate noise, screen equipment, and provide a landscape buffer. 3. Health, Safety and Welfare - Off -site urban improvements are available at this site. They include streets, electric, sewer and other necessary facilities to support this project. On -site improvements are proposed for this project such as parking, landscaping, and screen wall for the storage of equipment. All new improvements shall be meet Federal, State and local code provisions during construction. All facilities will conform to these standards, therefore, health and safety policies are insured. 4. Environmental Assessment - An environmental assessment (EA 96-313) has been prepared based on the provisions of the California Environmental Quality Act statutes. This assessment has determined that the applicant's noise study meets the required standards of Chapter 8 of the General Plan provided mitigation measures are imposed reducing any significant adverse impact through the Mitigated Negative Declaration. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and correct and constitute the findings of the Commission in this case. That it does hereby adopt the Mitigated Negative Declaration pursuant to the attached Environmental Assessment. resope.158P Planning Commission Resolution 96-020 That it does hereby approve Conditional Use Permit 96-024 with conditions as set forth in this Resolution, labeled Exhibit "A" attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this the 28th day of May, 1996, by the following vote, to wit: AYES: COMMISSIONERS ABELS, BARROWS, NEWKIRK AND TYLER NOES: NONE ABSENT: COMMISSIONER BULTER ABSTAIN: COMMISSIONERS GARDNER AND ANDERSON ATTEST: Community Development Director California Resope.158 Quinta, California EXHIBIT "A" PLANNING COMMISSION RESOLUTION 96-020 CONDITIONS OF APPROVAL - ADOPTED CONDITIONAL USE PERMIT 96-024 - KSL REC. CORP. MAY 28, 1996 * Added by the Commission on May 28, 1996 ** Modified by the Commission on May 28, 1996 1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 2. Conditional Use Permit 96-024 shall comply with the requirements and standards of the La Quinta Municipal Code unless otherwise modified by the following conditions. 3. All on- and off -site improvements shall be installed by May 28, 1997 otherwise this application will become invalid. Use of the expansion area for the storage of supplies, equipment or parking will not be permitted until all required improvement have been installed to the satisfaction of the City. 4. The development shall comply with the exhibits on file and the following conditions, which shall take precedence in the event of any conflict with the provisions of Plot Plan 84-088. 5.** A landscaping and irrigation plan for the project shall be submitted and approved by the Community Development Director prior to issuance of a building permit. Landscaping materials to be native and drought tolerant. Thirty-six inch box evergreen trees shall be specified and installed along Avenida Carranza. Irrigation system to utilize emitter irrigation system where possible. Within five -feet of the curb, no spray irrigation heads nor lawn shall be used. Within this area only emitters and spreading shrubs and ground cover may be used. The owner of the site shall maintain all on- and off -site landscaping improvements as required by the final plan. Landscape and irrigation plans shrill meet the requirements of and be signed by the Community Development Director, the Director of Public Works, the Coachella valley Water District, and the Riverside County Agricultural Commissioner. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioner's office and Coachella Valley Water District. 6. ** Prior to issuance of a building permit for the six-foot highslump block perimeter wall the wall plan shall be submitted to the Community Development Department for review and approval. The wall shall be located eight -feet from the west edge of the bicycle/running path. Pilasters shall be included along the entire street frontage at regular intervals. All gates shall be solid and opaque. 7. All mitigation measures of Environmental Assessment 96-313 shall be met. 8. Heavy equipment with, diesel or gas power motors shall be stored on the east. side of the existing one story building. No heavy equipment shall be placed and/or stored farther than 60-feet from the east side of the maintenance building. 9. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - City Fire Marshal - Public Works Department - Community Development Department - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 10. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Community Development Director demonstrating compliance with those Conditions of Approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the applicant shall prepare and submit a written report demonstrating compliance with all remaining Conditions of Approval and mitigation measures. The Community Development Director may require inspection or other monitoring to assure such compliance. 11. The outdoor equipment storage area shall be surfaced with three -inches of 3/4" gravel to reduce dust impacts to adjoining residential properties. 12. No employee parking shall occur on Avenida Carranza. 13. The maintenance of equipment shall occur in the existing maintenance building except for the installation of gas and fluids for the lawn mowing equipment. 14. The parking lot on the south side of the maintenance building shall be used for employee parking only with no other uses allowed such as the storage of equipment or lawn products. 15.** To reduce door slamming noise and its impact on the existing single family house to the south, the applicant shall work with the Community Development Department to determine if an acoustical device (i.e., a parabolic device, etc.) may be needed to reduce noise by five decibels. 16.** If landscaping products or surfacing materials are stored in the new expansion area, all products shall be kept in three- or four-sided containers and not be stacked any higher than five -feet. All storage containers shall be a minimum distance of ten -feet from the perimeter wall. Dust control measures shall be employed for surface material storage if needed. 17. The access gates proposed on Avenida Carranza will require review and approval by the City Fire Marshal prior to installation. 18. Prior to issuance of an electrical permit the lighting plan, including a photometric analysis shall be reviewed and approved by the Planning Commission. 19.* All Phase 2 landscape and irrigation improvements required by Plot Plan 84-088 shall be completed within 90-days or completed with the other on -site improvements as required by the Planning Commission. 20.* The parcels involved in this application shall be adjusted and/or merged with the existing maintenance building property to form one remaining parcel. 21. * The sight visibility problem at the entry gate on Avenida Carranza shall be analyzed to ensure that vehicle traffic can exit the site without creating problems to bicyclists on the Bear Creek Bike Path. The design solution (i.e., signs, etc.) shall be reviewed and approved by the Community Development Director and the City Engineer. 22.* The applicant shall work with the Coachella Valley Water District to eliminate the District's access to the dike from the property to the north of this site (e.g., the triangular piece of property with curb cut access on the cul-de-sac). The cooperative agreement would allow District personnel to use KSL's property to enter the Bear Creek Channel to the north. 23.* The Imperial Irrigation District shall relocate or underground the existing overhead utility lines at the owner's request provided the District is reimbursed for its costs. A minimum 10- foot high vertical clearance shall be maintained between any overhead lines and proposed on - site equipment. Future building construction on this site shall be restricted and governed by California General Order #95. 24.* Within 90-days of approval of the Conditional Use Permit, the applicant shall submit an applicant shall enter into a secured agreement to the construct the on- and off -site improvements. The secured improvements shall be constructed within one year of the approval of the application. Plans for parking lots, access drives, landscaping, gates, and walls shall be submitted to the City for plan checking and approval.